Pooles Wharf Centre Hotwell Road Bristol BS8 4RU Data via plota.co.uk

25/15373/F - Full Planning Pending consideration

Proposal

Construction of new floating boathouse and refurbishment of existing outdoor activity centre, demolition of existing flat roof garage, refurbishment & extension of existing former workshop for use a coffee stall and construction of new flexible community room. Enclosure of existing subway tunnel to provide storage for activity centre. Data via plota.co.uk

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View original council record ↗Last checked 10 Nov 2026, 15:18

Application progress

✓

Received

10 Dec 2025

✓

Validated

2 Mar 2026

Decision

Target date was 5 Jun 2026

Under consideration

No decision has been issued yet. Plota predicted a decision soon after comments close on 5 Nov 2026; it is now day 256.

The consultation period closed on 5 Nov 2026.

Documents 85

Statements & assessments 12

Plans & drawings 16

Application forms 9

IMG CIL - FORM 1 QUESTION FORM/ADDITIONAL INFORMATION CIL Documents · 2 Mar 2026 View ↗ IMG CIL - FORM 2 QUESTION FORM/ADDITIONAL INFORMATION CIL Documents · 2 Mar 2026 View ↗ IMG CIL - FORM 3 QUESTION FORM/ADDITIONAL INFORMATION CIL Documents · 2 Mar 2026 View ↗ IMG CIL - FORM 4 QUESTION FORM/ADDITIONAL INFORMATION CIL Documents · 2 Mar 2026 View ↗ IMG CIL - FORM 5 QUESTION FORM/ADDITIONAL INFORMATION CIL Documents · 2 Mar 2026 View ↗ IMG CIL - FORM 6 QUESTION FORM/ADDITIONAL INFORMATION CIL Documents · 2 Mar 2026 View ↗ PDF CIL - FORM 10 QUESTION FORM/ADDITIONAL INFORMATION CIL Documents · 2 Mar 2026 View ↗ PDF CIL - FORM 10 SH/CH RELIEF CLAIM CIL Documents · 3 Feb 2026 View ↗ PDF APPLICATION FORM Application Form · 10 Dec 2025 View ↗

Consultation & comments 44

PDF URBAN DESIGN COMMENTS -28.05.26 Consultee Comment · 30 Jun 2026 View ↗ PDF URBAN DESIGN COMMENTS - 26.06.26 Consultee Comment · 30 Jun 2026 View ↗

PDF Commenter’s name hidden Show Councillor Comment · 8 May 2026 View ↗

PDF Commenter’s name hidden Show Consultee Comment · 29 Apr 2026 View ↗

Site constraints 12

Flood zone 3, rivers and sea

High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.

The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.

Flood map ↗

Coal mining development high risk area

Recorded coal mining features at or near the surface. Most planning applications here need a coal mining risk assessment.

From the Mining Remediation Authority, formerly the Coal Authority. The development high risk area marks recorded coal mining features at or near the surface: mine shafts and adits, shallow workings, mine gas and former opencast sites. Most planning applications there need a coal mining risk assessment; householder applications, changes of use and some minor works are exempt. Mine entry positions come from old plans and can be out by several metres, and unrecorded workings can exist anywhere in the coalfield.

Coal mining risk assessments ↗

City Docks conservation area

Demolition needs planning permission and permitted development is restricted.

The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.

Council document ↗

Article 4 direction

Clifton Ward (1999 ward boundary). Named permitted development rights are withdrawn here.

An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.

Air quality management area: Bristol AQMA

The council has declared the area as failing an air quality objective.

Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.

Council record ↗

Radon affected area, class 5

An estimated 10 to 30% of homes reach the radon action level. Indicative for the 1 km square, which takes the highest class found in it; a radon test gives the answer for a building.

From the British Geological Survey and UK Health Security Agency indicative atlas. Under building regulations, as the BRE guide BR 211 (2023) sets out, new buildings and extensions need basic radon protection from class 3 in England and Wales and from class 2 in Scotland, and full protection from class 5. The class at the site itself, from the detailed BGS map, decides which.

UKHSA radon ↗

National infrastructure project about 819 m away: Portishead Branch Line - MetroWest Phase 1

The site is about 819 m from the project boundary. Railway, decided. The project page says whether consent was granted.

Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.

Planning Inspectorate project page ↗

Also on the record

Local nature reserve about 325 m away: Avon New Cut; 2 listed buildings within 150 m of the postcode pin; Registered park or garden about 158 m away: Goldney House; Inside the Bristol built-up area; Flood defence about 44 m from the postcode pin (natural high ground, designed for a 1 in 2 year flood).

Not affected

Not green belt · No scheduled monument at the site

Checked on 3 November 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority, the Planning Inspectorate, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Bristol
Application type: Full Planning
Postcode: BS8 4RU
Received: 10 Dec 2025
Validated: 2 Mar 2026
Ward: Hotwells & Harbourside
Parish: Central, Clifton And Harbourside
Target decision: 5 Jun 2026
Applicant: Show
Agent: PH3 DESIGN

Decision outlook

Day 256, past the statutory target. 77% of commercial and major works in Bristol are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 10 Nov 2026.

target

predicted

Day 256200 days past the 56-day target

44%decided within 8 weeks

79%approved

89decided in the last year

Plota live figures for commercial and major works decided by Bristol in the last twelve months, from validation. Bristol decision record →

Public comments

1comment received

1 neutral

81 neighbours consulted · Last counted 10 Nov 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference: PP-14535064
Planning Portal ref: PP-14535064
Comments by: 5 Nov 2026
Statutory expiry: 27 Apr 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2025

Dockside 120 Hotwell Road Bristol BS8 4DF

Replacement of existing natural timber cladding and decking.

25/14245/F 29 Sep 2025

2024 Refused

133 Hotwell Road Bristol BS8 4RU

Change of use from Use Class E(b) (restaurant) to Use Class C3 (residential: 1no. self-co…

24/00245/F 16 Sep 2024

2024 Approved

Pooles Wharf Hotwell Road Bristol BS8 4RU

Window replacement.

24/03011/F 13 Sep 2024

2024 Approved

Adj To Garages 69 Pooles Wharf Court Bristol BS8 4PD

T1 - Himalayan Birch - Crown reduce by 3m in height and 1.5m laterally to clear streetlig…

24/02082/VP 5 Jul 2024

2024 Approved

Land Adjacent To Clifton Wood Terrace Bristol BS8 4TZ

A1 & A2 - Leylandii x 9 & Spruce x 2 - Reduce by approx 3m. B1,B2,B3 - Lime x 3 - Pollard…

24/00793/VC 5 Apr 2024

2022 Refused

133 Hotwell Road Bristol BS8 4RU

Change of use from Use Class E(b) (Restaurant) to Use Class C3 (Residential : 1 No self-c…

22/02667/F 30 Jan 2023

2022 Approved

Land At Clifton Wood Terrace Clifton Wood Terrace Bristol

3x Ash Trees. Fell.

22/05696/VC 13 Jan 2023

2021 Refused

133 Hotwell Road Bristol BS8 4RU

Change of use from Use Class E (Restaurant) to Use Class C3 (Residential): - 1 no. self-c…

21/04246/F 12 Nov 2021

2021 Withdrawn

Land At Pooles Wharf Court Bristol

Himalayan Birch (T1) Fell.

21/03836/VC 17 Aug 2021

2021 Withdrawn

133 Hotwell Road Bristol BS8 4RU

Change of use from Use Class A3 (Restaurant) to Use Class C3 (Residential : 2 No self-con…

21/00187/F 11 May 2021

2020 Approved

Land At CliftonWood Terrace Clifton Wood Terrace Bristol

4 x Ash - Remove dead trees. 5 Day notice

20/05779/VD 2 Dec 2020

2020 Refused

173 - 175 Hotwell Road Bristol BS8 4RY

Demolition of existing lock-up garage and construction of residential apartment building…

20/01613/F 15 Jun 2020

2019 Approved

173 - 175 Hotwell Road Bristol BS8 4RY

Demolition of existing lock-up garage and construction of residential apartment building…

19/05327/F 25 Feb 2020

2018 Approved

159A Hotwell Road Bristol BS8 4RY

Fenestration changes to replace window with new doors, and infill existing door.

18/05414/F 25 Feb 2019

2018 Approved

Land At CliftonWood Terrace Clifton Wood Terrace Bristol BS8 4TZ

Changes to previous granted scheme, to include, New kerb rooflight on green roof located…

18/05580/F 12 Feb 2019

2018 Approved

Land Adj To Mardyke Landing Hotwell Road Bristol BS8 4UR

Installation of a telecommunications fibre broadband cabinet.

18/05968/F 17 Jan 2019

2017 Withdrawn

167 - 171 Hotwell Road Bristol BS8 4RY

Change of use of basement and ground floor from Use Class falling within Use Class B8 to…

17/04583/F 21 Sep 2018

2017 Refused

173 - 175 Hotwell Road Bristol BS8 4RY

Demolition of existing lock-up garage, construction of partially covered car park for sol…

17/04250/F 17 Aug 2018

2018 Approved

Basement And Ground Floor Maisonette 161 Hotwell Road Bristol BS8 4RY

Single storey side extension to rear annex.

18/00983/F 3 May 2018

2017 Approved

167 - 169 Hotwell Road Bristol BS8 4RY

Sycamore - Fell

17/02001/VC 22 May 2017

2017 Approved

Pooles Wharf Hotwell Road Bristol BS8 4RU

Ash (T1) Fell. Rowan (T2) Pollard 50% to previous points. Rowan (T3) Pollard 50% to previ…

17/00846/VC 3 Apr 2017

2016 Approved

Land Adjacent To Clifton Wood Terrace Bristol

T1 & T2 - Limes on road x2 - pollard. T3 self seeded Sycamore - fell. T4- self seeded Syc…

16/06170/VC 23 Dec 2016

2016 Approved

Land Adjacent To Clifton Wood Terrace Bristol

Install new door in existing opening, strengthen existing walls form new green roof with…

16/04145/F 14 Oct 2016

2016 Approved

159 - 161 Hotwell Road Bristol BS8 4RY

Change of use of the currently vacant premises from retail (Use Class A1) to a doctors su…

16/01751/F 8 Jul 2016

2016 Approved

159 - 161 Hotwell Road Bristol BS8 4RY

Installation of 1.no fascia sign, 1.no projecting sign and new translucent film on window…

16/01753/A 24 Jun 2016

Bristol

Planning Authority Score

5.8/10

Average

#109 of 296 councils

Relevant to this application:

Householder decisions

Bristol ranks #112 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (92%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance

Bristol decision statistics

Based on MHCLG data, the year to March 2026

86%

Overall approval rate

Below avg (87%) #190 of 296

92%

Householder approved

Above avg (90%) #149 of 296

71%

Decided in 8 weeks

Above avg (63%) #112 of 296

37%

Extended time limit

Below avg (41%) #118 of 296

74%

Minor dwellings approved

374 decided (1-9 homes)

93%

Major dwellings approved

30 decided (10+ homes)

82%

Change of use approved

150 decided

2,098

Total decisions

293 refused in the year to March 2026

Pooles Wharf Centre Hotwell Road Bristol BS8 4RU Data via plota.co.uk

Proposal

Application progress

Documents 85

Statements & assessments 12

Plans & drawings 16

Application forms 9

Consultation & comments 44

Other documents 4

Site constraints 12

Other new applications on this street

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates

Nearby activity